New House Development Listarkin, Union Hall, Co. Cork
11 homes sold nearby. See what they went for — and what to bid on this one.
Price on request · 3 Bed · 2 Bath · 120m² · Semi-D
Market Position
No Price Listed — Here's What the Market Says
No asking price to anchor to — which makes it easy to overbid. Based on 11 verified transactions nearby, similar homes sold for — with a median of . Use the closed sales data to set your own ceiling.
11 closed sales nearby · 20mo recency · High confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
How this is calculated
We search the Property Price Register for closed sales near this property — matching by location, beds, property type, and where available, floor area (±20%). This gives us a set of genuinely comparable transactions.
Each sale is then time-adjusted to today using local price trends, so a sale from 18 months ago is inflated (or deflated) to reflect current market conditions. Where floor area is known, sales are also size-adjusted — a 90m² sale is normalised to what it would have sold for at this property's size. This means the figures you see aren't raw prices — they're what those same homes would likely sell for today, at this size.
Your bid strategy (opening offer, sealed bid range, walk-away ceiling) is then derived from the statistical distribution of these adjusted sales — with conservative safety margins applied when data is thin or dated.
Every figure comes from actual government-recorded sale prices. No asking prices, no agent estimates, no automated valuations.
Full methodology →Opening
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Similar homes sold for a median of — know exactly where to anchor your first offer.
Instant access · No subscription · Refund if not useful
A 5% overshoot on a home at the local median costs €17,401 — before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid, check this
Here is what the data says about this property.
Will This Go Over Asking?
above asking
Probability of a sale above asking based on local bidding patterns.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€17,401
That's what a 5% overshoot costs on a home at the local median — before interest.
A €19 check before you start bidding blind.
Get Your Exact Bid Numbers for This Property
No asking price? That's exactly when you need the data. Know what similar homes actually sold for — and set your ceiling before emotions take over.
Built from 625,000+ verified Irish property transactions
Based on 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a Price on request home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
11 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
No asking price is listed. The chart shows the verified closed sales distribution for 11 comparable properties — the core transaction band runs from .
This chart shows the verified closed sales distribution for comparable properties. It does not show your bid strategy.Same baseline as Market Position — size-adjusted.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
11
Transactions Analysed
Within 5.0km
20 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
High
Confidence Level
Recent sale prices in this area are closely clustered, which means the data is reliable and the bid strategy is well-supported.
High data density supports precise entry positioning.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 37 Pairc Na Fana, Union Hall, Cork, Cork | 2026-01-23 | — | |
| 3 Pairc Na Fana, Union Hall, Co Cork, Cork | 2023-10-19 | 120.8m² |
Transactions within a 5.0km radius and 36-month window.
Methodology
Closed sales time-adjusted to current market · size-weighted where floor area available · no asking prices or agent estimates used.
How adjustments work
- —Older sales inflated to current market level so stale data doesn't skew bands
- —Similar-sized properties weighted more heavily where floor area is known
- —Local price trends factored in when sufficient data exists; no artificial uplift otherwise
- —All figures from registered closed sales only — no asking prices, no agent estimates
Local Market Notes
Property Quality
Exceptional BER Rating: The A3 BER rating is a significant asset, placing this property in the top tier for energy efficiency, likely resulting in annual energy costs of €800-€1,200 compared to €1,800-€2,200 for D-rated properties of similar size within a 100km radius.
Details
- Optimal Size and Configuration: At 120m² with 3 bedrooms and 2 bathrooms, this property aligns perfectly with the median market configuration (3 beds, 2 baths) within 100km, indicating strong market appeal and suitability for most family needs.
- Value Optimization Opportunity: While already A3 rated, a further upgrade to A1 or A2 could potentially increase its market value by €10,000-€15,000, as buyers increasingly prioritize the highest energy efficiency standards, though the immediate cost of such upgrades would need careful consideration against the estimated value increase.
- Hypothesis: The A3 BER rating significantly enhances the property's attractiveness, and a proactive strategy to benchmark its energy performance against nearby new builds, coupled with potential minor enhancements, could further solidify its premium market position and future-proof its value against stricter future energy regulations.
Amenities
Limited Direct Transport: Union Hall is not directly served by specific bus routes, train stations, Luas, or DART lines mentioned in the provided data, suggesting reliance on private transport for accessing major connectivity hubs.
Details
- Local Services Focus: While specific amenities are not detailed, the 'Outside Dublin' location implies a focus on local village services rather than extensive urban retail and leisure offerings typically found closer to city centres.
- Property Development Context: Being part of a 'New House Development' suggests a community likely designed with modern family needs in mind, potentially including proximity to local schools or a community centre, though specific names are not provided.
- Hypothesis: The 'Outside Dublin' location and lack of specific public transport data suggest that the primary value driver for properties in Union Hall will be driven by local community development, potential for future regional infrastructure upgrades (e.g., improved regional roads or bus links), and the quality of local schools and family amenities rather than direct commuter links.
Derived from nearby closed-sale patterns.
Built on verified Irish public data
Property Price Register
625,000+ verified closed sales
SEAI
Building energy ratings & floor area
Office of Public Works
Flood zones, events & study areas
MyPlan.ie
Planning applications nationwide
Common Questions
Bid strategy figures are derived from the Property Price Register — Ireland's official record of closed residential sale prices, verified through stamp duty. Floor area data comes from the SEAI BER register. Flood exposure is cross-referenced against OPW CFRAM flood extent mapping and historical flood events. Planning activity is sourced from national planning application records via MyPlan.ie. No asking prices, no agent estimates, no automated valuations.